Conservatory confusion - house we are buying

AmmDram

AmmDram said:

So, if I just point out the lack of exterior grade doors and the radiator to my solicitor, should she be able to sort something out with the vendor’s solicitor to make it comply? 

To make it comply is one possibility, change the doors and remove the radiator. Or you could buy it as it is and accept that it doesn't comply, it's not the end of the world.

Thanks, I just want to understand where we would stand with making changes - some of the woodwork is rotten and the roof needs changing. We would either replace with a solar glass or lightweight solid roof, or possibly change the whole thing except the dwarf brick walls. Am just thinking if we had to then involve building control/meet regs due to it being 2021 not 1982 (when it was built) how much extra it would cost us to meet whatever regs would apply. And also, for insurance purposes, whether it is technically a conservatory... 

AmmDram

FreeBear said:

AmmDram said: I don’t want to end up in a pickle (or with extra bills for complying with things we weren’t expecting - eg insulation rules and whatnot). 

Don't worry. The council won't be able to do anything in terms of enforcement, so they won't force you to add loads of insulation or any other work.

If you are looking to enlarge/extend, get planning permission and demolish the existing conservatory.

Thank you. We will want to change the roof (possibly all of it except the brickwork), I was concerned we would be forced to pull it down or it would cost a fortune to make it comply - I didn’t realise not complying was an option. 

Davesnave

If it was built in the 80s the superstructure will not be worth saving when you come to extend/refurbish, but if the walls are sound you may be able to retain them. Walls that have not cracked or moved away from the house in 40 years or so will have decent foundations.

Building inspectors are usually reasonable people. Mine merely noted the exterior grade doors when checking the refurbishment of our house and took no further interest in the new conservatory, which was within permitted development size. If he noticed the  radiator in there he didn't say anything! To be fair, it's hardly ever needed and remains turned to frost level apart from very rare occasions in winter.

To be clear, any conservatory with a glass roof will almost certainly not comply with heat loss values in the building regs. Ours has double skinned insulated walls, 100mm insulation in the floor and a solar glass roof and it's still non-compliant. Doesn't bother us.

AmmDram

Davesnave said:

If it was built in the 80s the superstructure will not be worth saving when you come to extend/refurbish, but if the walls are sound you may be able to retain them. Walls that have not cracked or moved away from the house in 40 years or so will have decent foundations.

Building inspectors are usually reasonable people. Mine merely noted the exterior grade doors when checking the refurbishment of our house and took no further interest in the new conservatory, which was within permitted development size. If he noticed the  radiator in there he didn't say anything! To be fair, it's hardly ever needed and remains turned to frost level apart from very rare occasions in winter.

Thank you. In the general scheme of things, how does it work with making changes to a conservatory/permissions and finding a contractor? Do we need to find out what is allowed first, or do we get quotes/speak to contractors and then approach the council? Sorry, I have no idea and this forum is really helpful. 

Davesnave

AmmDram said:

Davesnave said:

If it was built in the 80s the superstructure will not be worth saving when you come to extend/refurbish, but if the walls are sound you may be able to retain them. Walls that have not cracked or moved away from the house in 40 years or so will have decent foundations.

Building inspectors are usually reasonable people. Mine merely noted the exterior grade doors when checking the refurbishment of our house and took no further interest in the new conservatory, which was within permitted development size. If he noticed the  radiator in there he didn't say anything! To be fair, it's hardly ever needed and remains turned to frost level apart from very rare occasions in winter.

Thank you. In the general scheme of things, how does it work with making changes to a conservatory/permissions and finding a contractor? Do we need to find out what is allowed first, or do we get quotes/speak to contractors and then approach the council? Sorry, I have no idea and this forum is really helpful. 

If you are replacing using the original footprint, you wouldn't need permission, so long as its a conservatory separate from the house and assuming no changes in the status of your locality. i.e. it hasn't become a conservation area or similar. It's only if you're turning it into an integral part of the house or making it much larger that you'd need to involve the council.

I would say live with what you have for a while and then decide what sort of roof you want and what you want to spend. An opaque roof may cut light levels in the adjoining room to an unacceptable degree and a traditional tiled roof would be unwise on conservatory foundations and would  probably need extra support too.

If you decide to go for a garden room as a full extension  of the house it will add more value and have greater versatility than a conservatory, but it will cost considerably more too. A double glazing company will usually be able to replace the superstructure of a conservatory, but the industry is noted for some sharp practices, so choose carefully. The company I used had been established locally for a long time, but they still attempted to cut corners. The guys knew what exactly they should do according to the manufacturer's guidance, but they would have bodged if I'd let them.

If you want a full garden room extension you may need an architect and you'd use a reputable local builder.

AmmDram

Davesnave said:

AmmDram said:

Davesnave said:

If it was built in the 80s the superstructure will not be worth saving when you come to extend/refurbish, but if the walls are sound you may be able to retain them. Walls that have not cracked or moved away from the house in 40 years or so will have decent foundations.

Building inspectors are usually reasonable people. Mine merely noted the exterior grade doors when checking the refurbishment of our house and took no further interest in the new conservatory, which was within permitted development size. If he noticed the  radiator in there he didn't say anything! To be fair, it's hardly ever needed and remains turned to frost level apart from very rare occasions in winter.

Thank you. In the general scheme of things, how does it work with making changes to a conservatory/permissions and finding a contractor? Do we need to find out what is allowed first, or do we get quotes/speak to contractors and then approach the council? Sorry, I have no idea and this forum is really helpful. 

If you are replacing using the original footprint, you wouldn't need permission, so long as its a conservatory separate from the house and assuming no changes in the status of your locality. i.e. it hasn't become a conservation area or similar. It's only if you're turning it into an integral part of the house or making it much larger that you'd need to involve the council.

I would say live with what you have for a while and then decide what sort of roof you want and what you want to spend. An opaque roof may cut light levels in the adjoining room to an unacceptable degree and a traditional tiled roof would be unwise on conservatory foundations and would  probably need extra support too.

If you decide to go for a garden room as a full extension  of the house it will add more value and have greater versatility than a conservatory, but it will cost considerably more too. A double glazing company will usually be able to replace the superstructure of a conservatory, but the industry is noted for some sharp practices, so choose carefully. The company I used had been established locally for a long time, but they still attempted to cut corners. The guys knew what exactly they should do according to the manufacturer's guidance, but they would have bodged if I'd let them.

If you want a full garden room extension you may need an architect and you'd use a reputable local builder.

Thank you very much for your help. I’m not sure if it’s a conservation area - the vendor said it isn’t, the surveyor said it is... We will see how we go if/when it all goes through. It doesn’t urgently need replacing, I just didn’t want to go into things blindly. Thanks again. 

Davesnave

AmmDram said:

TheProfessional said:

We have the same thing, conservatory converted to be part of the house. Internal doors removed totally and roof tiled. No building regulations.

I rang the council about getting it regularised and they said they would have to invasively check it but there was probably no chance it would make regulations as it wouldn't have the thermal properties needed. They said if I was happy with it structurally probably best leaving it well enough alone if I was going to be there long term and the structure sound

  I would be worried they might tell us to knock it down and start again...

It depends what exactly you want to do. Replacing like with like needn't involve them at all. As I explained, that's what I did and the building inspector had no interest because it was not part of his brief.

FreeBear

AmmDram said: I’m not sure if it’s a conservation area - the vendor said it isn’t, the surveyor said it is...

The local council will be able to tell you if it is a conservation area. I would also expect your solicitor to pick up on the fact.